Pre-construction townhomes in St. Cloud

Harvest Grove, St. Cloud: what the record shows before the first price goes up

Harvest Grove is a 136-townhome subdivision on seventeen and a third acres at the south-west corner of Lillian Lee Road and Puffin Road in St. Cloud, a block east of Narcoossee Road and about eight miles, as the crow flies, south of Lake Nona. The final plat has recorded. The state stormwater permit has been issued. The covenants that will govern the place have been recorded. What has not happened is a release: there is no price, no floor plan, no square footage, no bedroom count and no sales centre.

That gap is the reason this page exists. Everything below comes from the recorded plat, the recorded covenants, the issued state permit, the county tax roll and the county and city development records. It is all available to anyone who wants to read it, and almost none of it will appear in a brochure.

Get notified when pricing, plans or a sales release are published here.

Where the Harvest Grove project actually stands

Projects like this move through a fixed sequence, and knowing which step has been completed tells you more about timing than any marketing language. Harvest Grove has cleared most of it.

The land was assembled in spring 2026 out of four parcels, three of them long-held investment holdings and one a two-thousand-four-hundred-square-foot homestead from the mid two-thousands with a pool. The buyer was not the builder. Title sits with a land-banking entity in a programme run by a large investment manager, and that structure is worth understanding rather than being alarmed by: these vehicles buy and hold finished or nearly finished lots and sell them through to a single named homebuilder on a schedule. The entity that holds Harvest Grove belongs to a family of sibling companies each keyed to one builder, and this one is keyed to Lennar Homes. The raw land ran to roughly four and a third million dollars across the four parcels, which works out near thirty-two thousand dollars of dirt per townhome before any horizontal work.

The city approved the rezoning in autumn 2025, and it was not a formality. The planning commission recommended approval by a single vote, with commissioners arguing about traffic and about the street connection into the neighbourhood to the south, and one council member dissented on the subdivision plan when it came through. That is useful context for anyone who expects to be welcomed by the existing streets next door.

Subdivision construction plans were approved by the city, and an amendment to that plan was still moving through city review in October 2026, three weeks before this page was written. The state water management district issued the individual environmental resource permit in spring 2026, good for five years. The final plat recorded in September 2026 across four sheets. The covenants recorded in October 2026, a hundred and fifty-three pages of them. In Florida practice a recorded declaration tends to land days or weeks before the first contract, because it is the document a sales office has to hand a buyer.

Two things have not happened. The county has not yet assigned addresses inside the plat, though the county's address layer runs about three months behind, so that absence is soft rather than conclusive. And no building permit has been pulled for any home. Those are the two signals to watch if you want to know when pricing is imminent.

The streets and the lots, from the plat itself

A recorded plat is a survey drawing with legal force, and it fixes details that marketing will not discuss for months. The Harvest Grove plat gives up a great deal.

The main spine is Tristen Lane, running east and west at fifty-eight feet of right of way. Brendan Road is wider at sixty-six feet. Kylee Way is narrower at fifty. Gold Crest Drive runs along the southern edge, continuing the existing Gold Crest Drive eastward out of the neighbourhood next door. Two alleys, each twenty feet wide, serve the rear-loaded rows. Lillian Lee Road forms the northern boundary and Puffin Road the eastern one.

There are two distinct townhome products here, and the plat proves it rather than a brochure claiming it. The alley-loaded rows sit on interior lots twenty feet wide and a hundred and twenty feet deep, twenty-four hundred square feet of land, with end units widening to twenty-seven and a half feet. The front-loaded rows sit on lots twenty-five feet wide and ninety feet deep, twenty-two hundred and fifty square feet, with end units at thirty-two and a half feet. The western column of the community, the last twenty-five lots, is the front-loaded type. If you care whether your garage opens onto a street or an alley, that distinction is already settled and you can know which side of the community you are shopping before a single plan is published.

The plat also assigns ownership of everything that is not a house lot. Seven open-space tracts, the stormwater pond, all the internal streets and both alleys go to the homeowners association. A lift-station tract goes to the regional water authority, which tells you that water and sewer here come from the authority rather than from the city utility. Only a strip of additional right of way along Puffin Road is dedicated to the public.

Three easements are worth knowing before you choose a lot. There is a blanket drainage easement over all seven open-space tracts. There is a ten-foot drainage and utility easement alongside every right of way. And there is a five-foot drainage and access easement along the sides and rear of every single lot, which in practice is the strip where fences, sheds and landscaping get complicated.

What the stormwater permit tells you that nothing else will

State environmental resource permits are dry documents that happen to contain the most candid description of a project you will find anywhere, because the applicant is describing it to a regulator rather than to a buyer. Harvest Grove is no exception.

This one describes the site as it was found: pastoral land with two rural single-family homes. It records just under three acres of wetland and surface-water impact. It names two permittees, the builder and the city, because the project includes extending Puffin Road north to Lillian Lee Road to serve the retail site going in to the south as well as the subdivision itself.

The most consequential detail concerns water. The site drains to a water body that state environmental regulators have listed as not attaining standards. Because of that, the design had to carry an extra fifty per cent of water-quality treatment volume above the normal requirement, plus a site-specific pollutant-loading analysis and littoral planting in the pond. The modelled result is a net improvement, with nitrogen loading down about half and phosphorus down about four fifths against the pre-development condition. That is a genuine environmental positive and it is the sort of thing a builder never mentions because it sounds like a problem.

The second detail is a dependency. Harvest Grove's stormwater does not discharge into a public system. It discharges into the master stormwater system of the established community immediately to the south, and the permit states plainly that the state's issuance does not constitute authorisation on behalf of that community's own property owners association. Minimum finished-floor, road-crown and parking elevations here are all set at or above the hundred-year peak design storm, which is the engineering answer to that arrangement. It is worth a question to the sales office about what agreement governs the connection.

One last line on the permit's face is quietly informative: the builder demonstrated its interest in the property with a purchase agreement, and the permit notes that conveyance to a different entity would require a transfer. That is the land-bank option structure, visible inside a water permit.

What it will cost to own here

No price has been released, so the honest thing to discuss is the carrying cost, which is knowable now and is where most new-construction buyers get surprised.

Harvest Grove sits inside the St. Cloud city limits, in a taxing district whose combined millage runs a little under eighteen mills. That stack is roughly a third county, a third schools and a quarter city, with small water management district levies on top. The city held its rate flat for the current year, slightly above the rolled-back rate, and the county has now held its general millage unchanged for fifteen consecutive years. At that millage a townhome with three hundred and twenty thousand dollars of taxable value would run somewhere near fifty-seven hundred dollars a year before any homestead benefit. Florida's additional homestead exemption figure of fifty-one thousand four hundred and eleven dollars is set by state law and applies statewide rather than being a St. Cloud or Osceola number, and the second tranche of it does not reduce the school portion, which is the largest single block in that stack.

The trap that catches nearly everyone: the parcels currently carry agricultural and rural-residential assessed values, in some cases barely over a hundred thousand dollars for a multi-acre tract. Your first tax bill will be calculated on land. Your second will be calculated on a finished townhome. Budget from the millage rate, never from a prior year's bill.

On community development districts, the finding here is unusual and it is favourable. There is no district at Harvest Grove, and that conclusion does not rest on a tax code, which structurally cannot answer the question because district assessments are non-ad-valorem and never appear in one. It rests on four independent records in Osceola County that agree. The community is absent from the county's list of registered districts, a list that names more than fifty and includes essentially every large community nearby. The plat assigns the pond, the open space, the streets and the street lights to the homeowners association, where in a district community those tracts go to the district instead. The state permit names the association as the operating entity for the stormwater system. And the recorded covenants construct a complete ordinary homeowners association with no companion district anywhere in them. Against a corridor where district bonds of a thousand to three thousand dollars a year are common, that is worth real money.

Two things on the parcel records should not be waved away, however. All four parcels carry a redevelopment-area flag, and two of them carry a second area designation inherited from their former lives as homesteads. Neither appears on the county's published list of special-assessment communities and neither could be priced from any available source. They are unestablished rather than zero, and the first tax notice on a finished home is where they will show up if they carry money.

Association dues have not been published and could not be established from the recorded covenants. What can be established is the scope, and scope is what drives the number. The association here owns and maintains every street in the community, both alleys, all the street lights including their energy cost, the stormwater pond and the entire residential surface-water system under a state permit it must certify and maintain, plus the buffers, the entrance feature and the signage. Across a hundred and thirty-six doors with private roads, that is a meaningful load. The covenants also contemplate bulk services folded into the common assessment, which is the usual arrangement for internet and television in this builder's communities.

Several covenant provisions are worth reading before you sign anything. Leases must run at least seven months, so short-term rental is out. No vehicle may be parked on any street in the community or in any alley, and anything left on common area can be towed without notice. Electric-vehicle charging equipment may only be installed inside a garage. Solar equipment needs architectural approval as to location, type and design. Exterior lighting has to meet dark-sky standards. And while the developer is still selling, there is a clause restricting picketing, negative signage and critical websites.

On flood, the answer is clean. Queried across the whole site against the current federal flood layer rather than at a single point, Harvest Grove comes back mapped entirely outside the special flood hazard area, on a map panel effective in 2013. The city's own flood layer returns nothing intersecting the site while returning mapped hazard areas within half a mile. A lender should not require flood insurance on that basis.

On homeowners insurance, nobody can honestly quote you a premium for a community with no published plans, and anyone who does is guessing. What is structurally knowable is the shape of the policy. These are attached townhomes on fee-simple lots, which in Florida normally means the owner carries a full homeowners policy on the whole structure rather than the walls-in policy a condominium owner would buy. The association's own insurance article governs, and there is one precise question to put to the sales office in writing: does the master policy cover the roof and exterior walls of my building, or do I? That single answer moves a Florida townhome premium by thousands of dollars a year. Working in your favour: brand-new construction to the current building code, concrete-block walls, a new roof with full wind-mitigation credit, and a site outside the flood hazard area.

The thing that will most shape living here

If you read one paragraph on this page, read this one. Every street in Harvest Grove is private, and the hundred and thirty-six households of Harvest Grove own them.

Tristen Lane, Brendan Road, Kylee Way, the Gold Crest Drive extension and both alleys sit in a single tract dedicated to the association. The street lights are the association's and so is the power bill. The pond is the association's, and the association is the named operating entity on a state permit that requires certified inspection and maintenance of pond side slopes, pipes, control structures and swales, discharging into a different community's master system next door.

That bundle has two practical consequences. First, when Tristen Lane needs resurfacing in its fifteenth year, no city crew is coming. A hundred and thirty-six doors pay for it, and the reserve study that decides whether that is a modest monthly line item or a four-figure special assessment is a document that does not exist yet. Ask whether the association will fund reserves fully or waive them annually, because on private roads that choice is the single biggest long-term financial variable in the community.

Second, the parking rules are not decorative. On a twenty-foot-wide alley-loaded lot, the garage and the driveway apron are the parking, and the covenants forbid the street and the alley. A two-car household expecting a visitor is already at the edge of what the design accommodates. That is a liveability question, and it is answerable today from documents that are already recorded.

None of this makes Harvest Grove a poor buy. Private streets are the trade you make for a twenty-foot lot eight miles from a major medical and employment cluster, and the absence of a district bond is worth genuine money against the alternatives in this corridor. But it is the question the brochure will not answer.

The area, as you would actually experience it

The site sits in the Narcoossee corridor, the belt of former pasture between St. Cloud's old grid and Lake Nona. The defining fact of daily life in Harvest Grove is that you are a short drive south of a major medical and employment cluster while buying at St. Cloud prices. The children's hospital, the university medical centre, the veterans' hospital and Lake Nona Town Center all sit roughly eight to nine miles north-north-west. The international airport is about thirteen miles and downtown Orlando about twenty-two.

Driving takes longer than those distances suggest, because nearly everything funnels onto Narcoossee Road, and that road is the corridor's single biggest quality-of-life variable. The highway immediately south of the site carries somewhere around forty-one thousand vehicles a day. Anyone considering this community should drive the Narcoossee commute at the hour they would actually be driving it, not at midday.

What is arriving is unusually concrete. A supercentre is going in on the forty acres directly south of Harvest Grove, bought in summer 2026 by the retailer and a shopping centre developer for a combined thirteen and a third million dollars, including a separate parcel for a twenty-pump fuel station and convenience store. Approved plans cover a quarter of a million square feet of retail in total: a one-hundred-eighty-seven thousand square foot anchor with a drive-through pharmacy, a junior anchor and six more highway-frontage lots. Puffin Road, which forms Harvest Grove's eastern boundary, is being extended north with a traffic signal, and Harvest Grove's own stormwater permit authorises part of that road work. Across the highway, another developer paid three and a half million dollars in late summer 2026 for a pad that has already signed national coffee, pizza and bagel tenants along with a dentist, an automotive shop, a sit-down restaurant and a medical user, next to a finished building leased to a bank, a dental practice and a sandwich chain.

Weigh that honestly. Groceries and errands a two-minute drive away is a real convenience and it will support resale. A quarter-million square feet of retail with a fuel station and a new signal immediately adjacent also means traffic, light and noise that do not exist today, and the lots nearest the southern boundary will feel it most.

Healthcare is closer than most St. Cloud buyers expect. A hospital sits about three miles away and a freestanding emergency room operates just east on the highway, with the Lake Nona cluster as the backstop for anything specialised.

Schools are in the Osceola County district, one of the fastest-growing in Florida and one that behaves accordingly. A redistricting in 2023 moved several hundred students across seven schools, including students out of the nearest elementary school, purely for capacity. Two new elementary schools opened in this corridor in the last two years, and a new high school with more than twenty-five hundred student stations opened in 2026 to relieve two existing ones. Another combined school has been signalled over the next five to ten years. No attendance assignment can honestly be stated for Harvest Grove, because no address inside the plat exists to run against a boundary and because the boundaries here have moved three times in four years. Confirm with the district at contract and expect at least one change during ownership.

For orientation rather than comparison shopping: across Lillian Lee Road, a four-hundred lot detached subdivision is already selling, with three builders, a pool, a cabana, pickleball courts, a playground and a dog park, on lots ranging from thirty-four to fifty feet wide. That is detached product at detached prices on the same intersection. Harvest Grove is the attached, lower-entry alternative, and the two will be compared constantly.

Buying new construction with someone on your side

The person at a builder's sales desk works for the builder. On new construction you can have your own agent reading the contract, touring with you and pushing for incentives, upgrades and closing-cost credits, and it generally costs you nothing, because builders budget for a buyer's representation whether you bring it or not. The one catch is timing: you usually need your own representation named from the very first visit, or the builder will not recognise it later. That is worth knowing before a sales centre opens here.

Subdiview is run by Joe Keegan, a real estate broker licensed in Illinois. Florida is outside that licence, so he is not your agent on a community like Harvest Grove and cannot act as one here. What happens instead is a referral: tell us what you are looking for and we will connect you with a licensed Florida professional who can represent you here. We are compensated by that professional's brokerage, not by you. We are not affiliated with Lennar Homes, with the developer, with the homeowners association or with any governmental body named on this page, and nothing here is an offer of brokerage services in Florida.

Everything above is drawn from public records as they stood in late October 2026. Records change, plans change and dates move. We did not search civil court dockets for any party named or unnamed on this page, and nothing here should be read as a title search, a survey, a legal opinion or engineering advice.

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Pricing, floor plans and a sales release have not been published for Harvest Grove. Tell us what you are after and we will let you know the moment any of that changes, and connect you with a licensed Florida agent who can represent you when it does.

Common questions about Harvest Grove

Other names this community appears under

If you have been searching for this place and finding nothing, the name is probably why. The development register still carries it as Harvest Grove, formerly Nona Townhomes, and the older name is how the rezoning was filed. The land itself is recorded against a century-old land and investment company subdivision, and title is held in the name of a land-banking entity that resembles neither name. The builder lists the location by its main interior street, Tristen Lane. All of those refer to the same hundred and thirty-six townhomes at Lillian Lee Road and Puffin Road, and none of the alternates is an official recorded name beyond Harvest Grove itself.